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HomeMy WebLinkAboutLand Use Case.CU.1286 Snowbunny Ln.A020-99PN: 2735-013-11003 Case A020-99 Melville Conditional Use for an ADU J1 CASE STATUS SHEET Case # 40 Zoj� Case Assigned To: Representative's Name:,ia. Nt c.� plc Phone: N5` ?? ?? Fax: Activity: Date Assigned: = k T Date Applicant Contacted: 2? . Date of Site Visit: Date of Determination of Completeness_ Date of DRC Meeting: -y, . V) P&Z Date(s): HPC Date(s): Council Date(s): Date Action/Activity V4 2UL COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920-5090 City of Aspen Land Use: 1041 Deposit 1042 Flat Fee 1043 HPC 1046 Zoning and Sign Referral Fees: 1163 City Engineer 1205 Environmental Health 1190 Housing V Building Fees: 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection Other Fees: 1006 Copy 1302 GIS Maps 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1383 Park Dedication 1468 Parking Cash in Lieu Performance Deposit 1268 Public Right-of-way 1 164 School District Land Ded. TOTAL NAME: ADDRESS/PROJECT: PHONE CHECK# CASE/PERMIT#: DATE: I> # OF COPIES: INITIAL: Lilo _1 CASE NUMBER A020-99 PARCEL ID # 2735-013-11003 CASE NAME Melville Conditional Use for an ADU PROJECT ADDRESS 1286 Snowbunny Lane PLANNER Chris Bendon CASE TYPE ADU OWNER/APPLICANT Ralph Melville REPRESENTATIVE Craig Melville DATE OF FINAL ACTION 4/6/99 CITY COUNCIL ACTION PZ ACTION Reso 5-99 ADMIN ACTION BOA ACTION DATE CLOSED 3/6/00 BY Chris bendon PARCEL ID: 2735-013-11003 DA CASE NO A020-99 CASE NAMEI Melville Conditional Use for an ADU "- P PROD ADDRI 1286 Snowbunny Lane 7CASE TYP: ADU °�il�l. Illw II Illlh� OWN/APP:I Ralph Melville r ADR 1290 Snowbunny Lane C/S/Z: r7spen, CO 81611 PHN REP: Craig Melville DR: 333 E. Durant Avenue C/S/Z: Aspen, CO 81611 HN FEES DUE• 255 (ff) + 160 (e) + 160 (h) FEES RCVD 575 REFERRALS REFI BY MTG DATE REV BODY PH NOTICED fl- Z DUE: DATE OF FINAL ACTION: CITY COUNCIL: REMARKS CLOSED: �� BY: (M PLAT SUBMITD: I PLAT (BK,PG): s PZ: BOA: DRAC: STEPSf— 925-7683 925-7797 j]_j STAT: MEMORANDUM TO: Planning and Zoning Commsision THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director \J-�'G FROM: Christopher Bendon, Planner RE: Melville Conditional Use for an Accessory Dwelling Unit — Public Hearing 1290 Snowbunny Lane DATE: April 6, 1999 SUMMARY: Ralph Melville, owner, represented by Craig Melville, has applied for Conditional Use approval for an Accessory Dwelling Unit to be located in the basement of a duplex residence on Snowbunny Lane. The property is currently developed as a single-family home and the proposed development is for a duplex residence. An Accessory Dwelling Unit will provide for an exemption from GMQS. The ADU includes approximately 600 square feet of net livable space including storage and closet areas. The plans include a bedroom separate from the main living area and generous kitchen and living area. Based on comments from staff, the applicant has provided storage area, more windows, and a connection to the mechanical area. This Accessory Dwelling Unit meets or exceeds all development standards and has been reviewed and recommended for approval by the appropriate referral agencies. Staff recommends approval of the Conditional Use for an Accessory Dwelling Unit, with conditions. APPLICANT: Ralph Melville. Represented by Craig Melville. LOCATION: 1290 Snowbunny Lane. New duplex unit will be assigned a new number. ZONING: Moderate Density Residential (R-15). LOT SIZE: 15,014 square feet. LOT AREA (FOR PURPOSES OF FAR CALCULATION): 15,014 square feet (as represented by applicant). FAR: Allowable — 4,920 square feet Existing— 1,867 square feet Proposed — 4,238 square feet These figures are represented by applicant and are subject to review by the Zoning Officer. CURRENT LAND USE: Single -Family residence. PROPOSED LAND USE: Duplex residence with one attached Accessory Dwelling Unit. PREVIOUS ACTION: The Commission has not previously considered this application. REVIEW PROCEDURE: Conditional Use. The Commission shall approve, approve with conditions, or disapprove the application at a public hearing. BACKGROUND: The existing one story house will remain in place with the second duplex unit added to the east end with the ADU below. STAFF COMMENTS: The original application proposed an ADU with very minimal natural light available for the ADU, no storage area, and no ability to access the mechanical area. Based on staff s concerns, the applicant has amended the plans to provide for a significant amount of natural light in the basement ADU and to accommodate a large storage area under the stairwell with a connection to the mechanical area serving the entire structure. Staff is very appreciative of these changes as the livability of the unit is vastly improved. The result is an ADU with adequate light and air, a large kitchen, a separate bedroom, storage, ability to access the mechanical area, and a generous living area. This far exceeds the minimal living conditions typically provided. The interior connection to the mechanical area is accomplished with a substandard size door (probably requiring the user to crawl) and is not expected to become an interior "entrance" to the ADU. 2 Review criteria and Staff Findings have been included as Exhibit "A." Agency referral comments have been included as Exhibit "B." The application has been included as Exhibit "C." RECOMMENDATION: Staff recommends the Planning and Zoning Commission approve the Melville Accessory Dwelling Unit, 1290 Snowbunny Lane, with the following conditions: 1) The building application shall include: a) a current Site Improvement Survey indicating the nature of all easements of record indicated on the property title commitment. b) a completed and recorded sidewalk, curb, and gutter construction agreement and an agreement to join any future improvement districts for the purpose of constructing improvements which benefit the property under an assessment formula. c) a completed and recorded ADU deed restriction on the property, a form for which may be obtained from the Housing Office. The deed restriction shall be noted on the building permit plans. d) a drainage report and a drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2 year storm frequency should be used in designing any drainage improvements. e) a tree removal or relocation permit from the City Parks Department for any trees to be removed or relocated. f) a completed tap permit with the Aspen Consolidated Sanitation District. The applicant shall connect the ADU to the sanitary sewer in a manner acceptable to the ACSD superintendent. 2. The building permit plans shall reflect/indicate: a) Conformance with all aspects of the City's Residential Design Standards. b) The proposed ADU is labeled as such and meets the definition of an Accessory Dwelling Unit. c) The ADU will contain a kitchen (having a minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot refrigerator plus freezer) and a bathroom (having a minimum of a shower, sink, and a toilet). d) The ADU has the minimum one (1) off-street parking space provided. The ADU space must have clear access and cannot be stacked with a space for the primary residence. e) The ADU meets all applicable UBC requirements for light and air. f) The roof and stairway are designed to prevent snow and ice from falling on, or building - up on, the entrance to the ADU. The applicant is encouraged to use open grate style stair steps for the exterior stairway accessing the ADU. g) Conformance with the City's requirements for driveways. Driveways must be separated by 25 feet or more (including neighboring driveways), and must be paved from the edge of the street to the property line. Paving alternatives may be approved by the City Engineer. h) A fire suppression system if the gross square footage of the structure exceeds 5,000 square feet. i) A five (5) foot wide pedestrian usable space with a five (5). foot wide buffer for snow storage at the edge of the street paving. 3. The applicant should provide separate utility taps and meters for each residential unit. 4. All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right -of way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the site improvement survey. Meter locations must be accessible for reading and may not be obstructed. The applicant must receive approval for any work within public rights -of -way from the appropriate City Department. This includes, but is not limited to, approval for a mailbox and landscaping from the City Streets Department. 6. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. The applicant shall inform the contractor of this condition. 7. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 10 p.m. 8. Before applying for a building permit, the applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 9. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to approve the Melville Accessory Dwelling Unit, 1290 Snowbunny Lane { r� with the conditions outlined in the Community Development Department memo dated VJ�v April 6, 1999." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Comments Exhibit B -- Referral Agency Comments Exhibit C -- Vicinity Map Exhibit D -- Development Application 4 Exhibit A Melville ADU STAFF COMMENTS: ADU Section 26.60.040, Standards Applicable to all Conditional Bes (A) The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and with the intent of the zone district in which it is proposed to be located. Staff Finding: Development of a single-family home into duplex units requires an exemption from GMQS. An Accessory Dwelling Unit with no mandatory occupancy deed restriction is consistent with the purposes, goals, objectives, and standards of the Aspen Area Community Plan and qualifies as an exemption from Growth Management. Accessory Dwelling Units are a conditional use in the R-15 Zone District. (B) The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. Staff Finding: The surrounding land uses are mixed single- and multi -family residential. There are existing ADU's in the immediate area. The proposed development appears to be in the same character as the immediate area. (C) The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. Staff Finding: The proposed ADU has sufficient space to accommodate its parking demand on -site. The applicant has been receptive to amending the floor plans and elevations of the ADU to accommodate more windows, storage, and a connection to the mechanical area. Staff believes these are important characteristics which promote high quality living environments and is appreciative of the applicant's flexibility in designing the unit. (D) There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. Staff Finding: Park fees are payable at building permit for the difference in the number of bedrooms per unit. Infrastructure capacity is sufficient for this development and utilities are available. The applicant will need to complete a tap permit for sanitation service and is subject to connection fees. The ACSD may require the provision of separate taps for each unit. Staff Comments page 1 (E) The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Staff Finding: The conditional use mitigates itself. (F) The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other applicable requirements of this title. Staff Finding: The applicant is not seeking any waivers or special considerations through this process. The development appears to be in conformance with all other applicable standards of the land use code. Section 26.40.090, Accessory Dwelling Units A. General Provisions 1) Accessory Dwelling units shall contain not less than three -hundred (300) square feet and no more than seven -hundred (700) square feet of net livable area. The unit shall be deed restricted, meeting the Housing Authority's guidelines for resident occupied units and shall be limited to rental periods of not less than six (6) months in duration. Owners of the principle residence shall have the right to place a qualified employee or employees of his or her choosing in the accessory dwelling unit. One (1) parking space shall be provided on -site for each studio unit, and for each bedroom within a one or two -bedroom accessory dwelling unit. Staff Finding: The proposed ADU is approximately 600 square feet of net livable area. The applicant will be required to file a deed restriction on the unit prior to building permit application. 2) An attached accessory dwelling unit shall be subject to all other dimensional requirements of the underlying zone district. Staff Finding: The development appears to be in conformance with the provisions of the R-15 Zone District. A zoning check is required through the building permit review process. 3) A detached accessory dwelling unit shall only be permitted on parcels that have secondary and/or alley access, exempting parcels with existing structures to be converted to detached accessory dwelling units, detached garages or carports where an accessory dwelling unit is proposed above, attached to, or contained within such detached garage or carport. Detached accessory dwelling units are prohibited within the R-15B zone district. Staff Finding: The ADU is attached. 4) An attached accessory dwelling unit shall utilize alley access to the extent practical. Staff Finding: There is no alley which serves this property. Staff Comments page 2 A. Development Review Standards. 1) The proposed development is compatible and subordinate in character with the primary residence located on the property and with the development located within the neighborhood, and assuming year -around occupancy, shall not create a density pattern inconsistent with the established neighborhood. Staff Finding: The ADU is subordinate in character to the primary units. The ADU, considering year- round occupancy, is not expected to create a density pattern inconsistent with the neighborhood. 2) Where the proposed development varies from the dimensional requirements of the underlying zone district, the Planning and Zoning Commission shall find that such variation is more compatible in character with the primary residence than the development in accord with dimensional requirements. The following dimensional requirements may be varied: a. Minimum front and rear yard setbacks b. Minimum distance between buildings on the lot. c. Maximum allowed floor area may be exceeded up to the bonus allowed for accessory dwelling units. d. The side yard setback shall be a minimum of three feet. e. The maximum height limits for detached accessory dwelling units in the R-6 zone district may be varied at the rear one-third (1/3) of the parcel, however, the maximum height of the structure shall not exceed eighteen (18) feet. On Landmark Designated parcels and within the Historic Overlay District the HPC shall have the ability to make height variations. f. Maximum allowable site coverage may be varied up to a maximum of five (5) percent, on Landmark Designated Parcels and within an Historic Overlay District the HPC shall have the ability to make such site coverage variations. g. In the case where the proposed detached accessory dwelling unit is located on a Landmark Designated Parcel or within an Historic Overlay District only HPC may make dimensional variations pursuant to the standards of Section 26.40.070(B) Staff Finding: The applicant is not requesting any variations to the dimensional requirements. The one required parking space has been indicated on the proposed site plan. 3) The Planning and Zoning Commission and the Historic Preservation Committee may exempt existing nonconforming structures, being converted to a detached accessory dwelling unit, from 26.40.070(B)(2)(a-g) provided that the nonconformity is not increased. Staff Finding: Not applicable. There are no non -conformities. 4) Conditional use review shall be granted pursuant to Section 26.60.040 Standards applicable to all conditional uses. Staff Finding: Refer to Staff Comments for Conditional Use review. C. Bandit Units. Any bandit dwelling unit which can be demonstrated to have been in existence on or prior to November 1, 1988, and which complies with the requirements of this section may be legalized as Staff Comments page 3 an accessory dwelling unit, if it shall meet the health and safety requirements of the Uniform Building Code, as determined by the Chief Building Official. Staff Finding: Does not apply. This is not a bandit unit. D. GMQS/ Replacement Housing Credits. Accessory dwelling units shall not be used to obtain points in the affordable housing category of the Growth Management Quota System (GMQS). Only those units meeting the housing size, type, income and occupancy guidelines of approval of the housing designee and the standards of Section 26.100.090 may be used to obtain points in the affordable housing category. Accessory dwelling units also may not be used to meet the requirements of Title 20 of the Municipal Code of the City of Aspen, Colorado. "Residential Multi -Family Housing Replacement Program." Staff Finding: Does not apply. Multi -Family housing replacement applies to structures of three or more units. E. FAR for Accessory Dwelling Units. For the purposes of calculating floor area ratio and allowable floor area for a lot whose principle use is residential, the following shall apply: the allowable floor area for an above -grade attached accessory dwelling unit shall be excluded to a maximum of three -hundred -fifty (350) square feet of allowable floor area or fifty (50) percent of the size of the accessory dwelling unit, whichever is less. This floor area exclusion provision only applies to accessory dwelling units which are subject to review and approval by the Planning and Zoning Commission pursuant to conditional use review and approval, Section 26.60.030 of this code, and the units must be deed restricted, registered with the housing office, and available for rental to an eligible working resident of Pitkin County. The owner retains the right to select the renter for the unit. An Accessory Dwelling Unit separated from a principal structure by a distance of no less than ten (10) feet with a maximum footprint of four hundred fifty (45) square feet, shall be calculated at fifty (50) percent of the allowable floor area up to seven hundred (700) square feet of Floor Area. Any element linking the principal structure to the accessory structure may be no more than one (1) story tall, six (6) feet wide, and ten (10) feet long. Staff Finding: The unit does not qualify for a Floor Area exemption and the applicant is not reque `ing a Floor Area bonus. Staff Comments page 4 2)(k, �, �- b MEMORANDUM To: Chris Bendon, Planner Thru: Nick Adeh, City Engineer iv l From: Chuck Roth, Project Engineer Date: March 18, 1999 Re: Melville Conditional Use for an Accessory Dwelling Unit (1286 Snowbunny Lane; 2735-013-11-003) The Development Review Committee has reviewed the above referenced application at their March 10, 1999 meeting, and we have the following comments: General - These comments are based on the fact that we assume that the site plan can work and no misrepresentation by the surveyor and site designer exists. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to halt complaints related to approvals tied to "issuance of building permit." 1. Improvement Survey - The improvement survey that was submitted does not meet state and local statute. The survey must be performed within 12 months. The survey must be fully ✓ monumented. Improvements must be shown to the centerline of the adjacent public right-of-way. The improvement survey also lacks acceptable information concerning easements. The revised improvement survey must clearly state that "all easement of record as indicated on Title Policy Number , dated [within past 12 months] are shown hereon." These revisions must be incorporated prior to acceptance of a building permit application 2. Site Drainage - The existing City storm drainage infrastructure system is does not have additional capacity to convey increased storm runoff. The site development approvals must include `� the requirement of meeting runoff design standards of the Land Use Code at Sec. 26.88.040.C.4.f and a requirement that the building permit application include a drainage mitigation plan (24"06" size plan sheet or on the lot grading plan) and a report signed and stamped by an engineer registered in the State of Colorado, submitted as part of the building and site plan, as well as a temporary sediment control and containment plan for the construction phase. If drywells are an acceptable solution for site drainage, a soils report must be provided with percolation test to verify the feasibility of this type system. Drywells may not be placed within utility easements. The foundation drainage system should be separate from storm drainage, must be detained on site, and must be shown on drainage plans prior to permit drawings. The ADU drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the retention volume meet the design storm. 3. Sidewalk. Curb and Gutter - The development plans need to indicate a five foot wide pedestrian usable space with a five foot buffer for snow storage. If there is curb and gutter, any sections in need of replacement must be replaced prior to issuance of a certificate of occupancy. If ✓ there is no curb and gutter, the applicant needs to sign an agreement to construct, and pay recording fees. The applicant needs to sign a sidewalk construction agreement, and pay recording fees, prior to issuance of a certificate of occupancy for new construction. 4. Utility Connections - If it is anticipated that the duplexes will be condominiumized, separate utility taps need to be provided for each half of the duplex. 5. Driveways - At the time of redevelopment, the driveways must be redeveloped as necessary in order to meet City Code requirements for driveways. This includes the requirement of 25 feet between driveways including driveways on adjacent properties and paving from the edge of the street to the property line. 6. Fire Marshal - If the area of the structure exceeds 5,000 square feet, sprinklers must be installed. The plans will be reviewed by the Fire Marshall at the time of application for a building permit. 7. Work in the Public Right-of-way - Given the continuous problems of unapproved work and development in public rights -of -way adjacent to private property, we advise the applicant as follows: The applicant must receive approval from city engineering (920-5080) for design of improvements, including landscaping, within public rights -of -way, parks department (920-5120) for vegetation species and for public trail disturbance, and streets department (920-5130) for mailboxes , street and alley cuts, and shall obtain permits for any work or development, including landscaping, within public rights -of -way from the city community development department. DRC Attendees Staff: Sarah Oates, Chris Bendon, Ed Van Walraven, Rebecca Schickling, Chuck Roth Applicants: Ralph & Craig Melville 99M34 Aspen Consolidated sanitation District Sy Kelly * Chairman Paul Smith * Treas Michael Kelly * Secy March 11, 1999 Chris Bendon Community Development 130 S. Galena Aspen, CO 81611 Re: Melville ADU Dear Chris: John Keleher Frank Loushin Bruce Matherly, Mgr RECEIVED MAR 16 1999 ASflti4 r -,i i f:ifj. COMMUNITY DEVELOPMENT The District currently has sufficient collection and treatment capacity to serve the proposed development. Service is contingent upon the District's rules, regulations, and specifications which are on file at the District office. The total connection charges for the project can be estimated once detailed plans are available and a tap permit is completed at our office. We would request, as a condition of approval, that the total connection fees be paid prior to the issuance of a building permit. Sincerely, Bruce Matherly District Manager 565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925-2537 MEMORANDUM TO: Chris Bendon, Community Development Dept. FROM: Stefanie A. Levesque, Housing Office DATE: March 25, 1999 RE: Melville 1286 Snowmbunny Lane ADU Parcel ID No. 2735-013-11-003 Housing Office City of Aspen/Pitkin County 530 East Main Street, Lower Level Aspen, Colorado 81611 (970) 920-5050 Fax: (970) 920-5S80 4 0 , 40 �® C0444f PE,v, p 1999 N/TyQ�� Kol pAfFNT REQUEST: The applicant is requesting approval for an accessory dwelling unit to be located in the lower level of the main home. BACKGROUND: According to Section 26.40.090, Accessory Dwelling Units, a unit shall contain not less than 300 square feet of net livable area and not more than 700 square feet of net livable area. ISSUES: When the Housing Office reviews plans for an accessory dwelling unit, there are particular areas that are given special attention. They are as follows: 1. The unit must be a totally private unit, which means the unit must have a private entrance and there shall be no other rooms in this unit that need to be utilized by the individuals in the principal residence; i.e., a mechanical room for the principal residence. 2. The kitchen includes a minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot refrigerator plus freezer. 3. The unit is required to have a certain percentage of natural light into the unit; i.e., windows, sliding glass door, window wells, etc., especially if the unit is located below grade. The Uniform Building Code requires that 10% of the floor area of a unit needs to have natural light. Natural light is defined as light which is clear and open to the sky. 4. Should the unit be used to obtain an FAR bonus, the unit MUST be rented to a qualified employee. 5. A deed restriction MUST be recorded PRIOR to building permit approval. The deed restriction shall be obtained from the Housing Office. RECOMMENDATION: After reviewing the application, the Housing Office recommends approval on the condition that issues 1-5 above are met prior to building permit approval. Prior to C.O. the Housing Office requires a site tour to inspect the unit. \referral\melville.adu M�11�1//-% Mal" ft—W FWN 46 NO A I wt A ## 4 4t Melville Parcel n IE LI go . . ...................... ............. ... .......... ....... .... . ........ ..................... .......... ............. ......... ........... ............... a-kqhqbW-L""," PW I mink h;k&,si 70& Al 1/1 NON PUBLIC NOTICE RE: 1290 SNOWBUNNY LANE, CONDITIONAL USE FOR AN ACCESSORY DWELLING UNIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, April 6, 1999 at a meeting to begin at 5:30 p.m. before the Aspen Planning and Zoning Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Ralph Melville, 1290 Snowbunny Lane, Aspen, CO 81611, requesting Conditional Use approval to construct an accessory dwelling unit. The property is located at 1290 Snowbunny Lane, and is legally described as Lot 5, Block 2, Snowbunny Subdivision. For further information, contact Chris Bendon at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072, chrisb@ci.aspen.co.us. s/Robert Blaich, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on March 20, 1999 City of Aspen Account ietfuwecli all pVf A(,1<jAaj W\�d CA a�sti ------ -� � ►,� c? _ �t wv � SUS/ ( L,(A V, 0 r et o PROJECT: LAND USE APPLICATION APPLICANT: Name: I� Location: lagQ Sno,bunny Lune, Ln+- 5- block:?, 5nv A,4n (Indicate street address, to & block number, legal description where appropriate) Name: K a � ,ph rA e-\ v 111 e- Address: '� SY1 OW U& n V1\ r-e— Phone -4: G �;i S— S73 REPRESENTATIVE: Name: Cc6 M e, V \I ) ) e— Address: 333 , DL,,--an Phone #: Ll o)L S-- __j- __7" I YF t: UI- HF'F'LIUA I IUN: (please check all that apply): Conditional Use Conceptual PUD Conceptual Historic Devt. Special Review Final PUD (& PUD Amendment) Final Historic Development Design Review Appeal Conceptual SPA Minor Historic Devt. GMQS Allotment Final SPA (& SPA Amendment) Historic Demolition GMQS Exemption Subdivision Historic Designation ❑ ESA - 8040 Greenline, Stream E] Subdivision Exemption (includes Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane Lot Split Temporary Use Other: I� Lot Line Adjustment TextlMap Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Have you attached the following? ❑ Pre -Application Conference Summary ❑ Attachment 91, Signed Fee Agreement ❑ Response to Attachment #2, Dimensional Requirements Form Response to Attachment #3, Minimum Submission Contents Response to Attachment #4, Specific Submission Contents Response to Attachment #5, Review Standards for Your Application FEES DUE: S S O O ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and Ra `p I'1 M AV � � 1 e— (hereinafter APPLICANT) AGREE AS FOLLOWS: APPLICANT has submitted to CITY an application for (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 49 (Series of 1998) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of ap icalicq,completeness, APPLICANT shall pay an initial deposit in the amount of $ .O which is for }- , and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN By:a,&�- ie Ann Woods ommunity Development Director APPLICANT Date: �-� L� ?� - f / Mailing Address: 333 -e�. Purme J- Av-e— Project: Applicant: Location: Zone District: Lot Size: Lot Area: ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM 1�2GlU -5 V1 0WV-)"✓1r %e l u-ne._ �ILK Rule M e 10 e- t:q Snuwbunn„ I-cl+lei I-v1 S (31v�yC � Srowhunrw 5ui2iiu�sio� RI S) 01 4 scU, F-t-, (for the purposes of calculating Floor Area. Lot Area may be reduced for areas within the high water mark. easements. and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: — Proposed: Number of residential units: Existing: j Proposed: � Number of bedrooms: Existing. 3 Proposed: Cl Proposed % of demolition (Historic properties only): DIMENSIONS:�- Floor Area: Existin g: " Allowable: a� Proposed.• 42�s Principal bldg. height: Existing: i 3 i � Allowable: .Proposed: aZ3. Y Access. bldg. height: Existing: ----- Allowable: Proposed: 3 �n��4 uo,5 4a4- KeJ ►s �-Vle4 On -Site parking: Existing:6 skuKed Required: - -ski Proposed. s4z, KA % Site coverage: Existing: Required: Proposed: % Open Space: Existing: Required: �) Or e— Proposed: Front Setback: Existing: '- C) Ft. Required.• -15- FL. Proposed: 2q Ft Rear Setback: Existing: a5- �+. Required: Proposed: S . Combined F/R: Existing: 65- FtRequired: Proposed- vie- Side Setback: Existing: - I F�. Required: 10 �t Proposed: Side Setback: Existing: '�`� �� Required: Proposed: 1 Combined Sides: Existing: 5-3 fi�' Required: Proposed: 30 Existing non -conformities or encroachments: I V ors v Variations requested: ()Vyle­ 1286 Snowbunny Lane Duplex Minimum Submission Contents — Attachment 3 The applicant, Ralph Melville, authorizes Craig Melville as his representative authorized to act on his behalf in all matters regarding the approval of an accessory dwelling unit and the development of a duplex at 1286 Snowbunny Lane, Lot 5 Block 2 of the Snowbunny Subdivision Applicant: Ralph Melville Representative: Craig Melville 1290 Snowbunny Lane 262 Goose Lane Aspen, CO 81611 Carbondale, CO 81623 970-925-7683 970-963-0935 Applicant's Signature_���:� Dated 2. Development Address: 1286 Snowbunny Lane, Lot 5 Block 2, Snowbunny Subdivision 3. See Attached Title 4. See Attached Vicinity Map 5. See Attached Site Improvement Survey L A N D T I T L E G U A R A N T E E C 0 M P A N Y THANK YOU FOR YOUR ORDER September 25, 1998 Our Order No.: QTF372189 OWNER: RALPH P. MELVILLE and MARIAN H. MELVILLE, as Tenants in Common ADDRESS: 1290 SNOWBUNNY LANE ASPEN, CO 81611 ----------------------------------------------- FOR ANY FOLLOW-UP PLEASE REFER TO OUR ORDER NUMBER : QTF372189 ----------------------------------------------- COUNTRYWIDE HOME LOANS 2454 HIGHWAY 6 & 50, #133 GRAND JUNCTION, CO 81505 Attn: 970 244-7748 Copies: 2 Form AL 4/95 Polic o. LTFJ372189 Order No. QTF372189 1. Policy Date: 2. Name of Insured: SCHEDULE A Amount $518,022.00 Address 1290 SNOWBUNNY LANE ASPEN, CO 81611 April 24, 1998 AT 11:45 A.M. COUNTRYWIDE HOME LOANS, INC., ITS SUCCESSORS AND/OR ASSIGNS 3. The estate or interest in the land described in this Schedule and which is encumbered by the insured mortgage is: A Fee Simple 4. The estate or interest referred to herein is at Date of Policy vested in: RALPH P. MELVILLE and MARIAN H. MELVILLE, as Tenants in Common 5. The mortgage, herein referred to as the insured mortgage, and the assignments thereof, if any, are described as follows: DEED OF TRUST DATED April 23, 1998, FROM RALPH P. MELVILLE and MARIAN H. MELVILLE, as Tenants in Common TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF COUNTRYWIDE HOME LOANS, INC., TO SECURE THE SUM OF $518,022.00 RECORDED April 24, 1998, UNDER RECEPTION NO. 416017. 6. The land referred to in this policy is situated in PITKIN County, Colorado, and is described as follows: LOT 5, BLOCK 2 SNOWBUNNY SUBDIVISION AS SHOWN ON THE PLAT THEREOF RECORDED AS DOCUMENT NO. 105066 OF THE RECORDS FOR PITKIN COUNTY. COUNTY OF PITKIN, STATE OF COLORADO LAND TITLE GUARANTEE COMPANY Page 1 This Policy valid only if Schedule B is attached. Form AL 4/95 Policy ] LTFJ372189 Order No. QTF372189 SCHEDULE B-I This policy does not insure against loss or damage by reason of the following: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 5. GENERAL OR SPECIAL TAXES AND ASSESSMENTS REQUIRED TO BE PAID IN THE YEAR 1999 AND SUBSEQUENT YEARS. 6. THE EFFECT OF INCLUSIONS IN ANY GENERAL OR SPECIFIC WATER CONSERVANCY, FIRE PROTECTION, SOIL CONSERVATION OR OTHER DISTRICT OR INCLUSION IN ANY WATER SERVICE OR STREET IMPROVEMENT AREA. 7. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENT RECORDED June 08, 1888, IN BOOK 55 AT PAGE 2. 8. EASEMENTS, RIGHTS OF WAY AND OTHER MATTERS AS SET FORTH ON THE PLAT OF SNOWBUNNY SUBDIVISION RECORDED MAY 2, 1957 IN PLAT BOOK 2A AT PAGE 229. 9. EASEMENT 5.00 FEET IN WIDTH ALONG REAR AND SIDE LOT LINES FOR UTILITY PURPOSES AS SET FORTH IN INSTRUMENT RECORDED MAY 2, 1957 IN BOOK 181 AT PAGE 255. 10. RESTRICTIVE COVENANTS, WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE, AS CONTAINED IN INSTRUMENT RECORDED May 02, 1957, IN BOOK 181 AT PAGE 255. 11. TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS AND EFFECTS OF DECLARATION OF TRUST RECORDED AUGUST 8, 1958 IN BOOK 184 AT PAGE 435. 12. TERMS, CONDITIONS AND PROVISIONS AS CONTAINED IN FENCE AGREEMENT RECORDED AUGUST 3, 1994 IN BOOK 757 AT PAGE 433. ITEM NOS. 1 THROUGH 4 OF THE STANDARD EXCEPTIONS ARE HEREBY DELETED. **** ENDORSEMENT FORM 100 **** THE COMPANY HEREBY INSURES AGAINST LOSS WHICH SAID INSURED SHALL SUSTAIN BY REASON OF ANY OF THE FOLLOWING MATTERS: 1. ANY INCORRECTNESS IN THE ASSURANCE WHICH THE COMPANY HEREBY GIVES: (A) THAT THERE ARE NO COVENANTS, CONDITIONS, OR RESTRICTIONS UNDER WHICH Page 2 Form AL 4/95 Policy ] LTFJ372189 Order No. QTF372189 SCHEDULE B-I THE LIEN OF THE MORTGAGE OR DEED OF TRUST REFERRED TO IN SCHEDULE A CAN BE CUT OFF, SUBORDINATED, OR OTHERWISE IMPAIRED; (B) THAT, EXCEPT AS SHOWN IN SCHEDULE B, THERE ARE NO PRESENT VIOLATIONS ON SAID LAND OF ANY ENFORCEABLE COVENANTS, CONDITIONS, OR RESTRICTIONS; (C) THAT, EXCEPT AS SHOWN IN SCHEDULE B, THERE ARE NO ENCROACHMENTS OF BUILDINGS, STRUCTURES, OR IMPROVEMENTS LOCATED ON SAID LAND, ONTO ADJOINING LANDS, NOR ANY ENCROACHMENTS ONTO SAID LAND OF BUILDINGS, STRUCTURES, OR IMPROVEMENTS LOCATED ON ADJOINING LANDS. 2. FUTURE VIOLATIONS ON SAID LAND OF ANY COVENANTS, CONDITIONS, OR RESTRICTIONS OCCURRING PRIOR TO ACQUISITION OF TITLE TO SAID ESTATE OR INTEREST BY THE INSURED, PROVIDED SUCH VIOLATIONS RESULT IN LOSS OR IMPAIRMENT OF THE LIEN OF THE MORTGAGE OR DEED OF TRUST REFERRED TO IN SCHEDULE A OR RESULT IN LOSS OF THE TITLE TO SAID ESTATE OR INTEREST IF THE INSURED SHALL ACQUIRE SUCH TITLE IN SATISFACTION OF THE INDEBTEDNESS SECURED BY SUCH MORTGAGE OR DEED OF TRUST. 3. DAMAGE TO EXISTING IMPROVEMENTS WHICH ARE LOCATED OR ENCROACH UPON THAT PORTION OF THE LAND SUBJECT TO ANY EASEMENT SHOWN IN SCHEDULE B, WHICH DAMAGE RESULTS FROM THE EXERCISE OF THE RIGHT TO USE OR MAINTAIN SUCH EASEMENT FOR THE PURPOSES FOR WHICH THE SAME WAS GRANTED OR RESERVED. 4. ANY FINAL COURT ORDER OR JUDGMENT REQUIRING REMOVAL FROM ANY LAND ADJOINING SAID LAND OF ANY ENCROACHMENT SHOWN IN SCHEDULE B. WHENEVER IN THIS ENDORSEMENT ANY OR ALL OF THE WORDS "COVENANTS, CONDITIONS OR RESTRICTIONS" APPEAR, THEY SHALL NOT BE DEEMED TO REFER TO OR INCLUDE THE TERMS, COVENANTS AND CONDITIONS CONTAINED IN ANY LEASE REFERRED TO IN SCHEDULE A. THE TOTAL LIABILITY OF THE COMPANY UNDER SAID POLICY AND ANY ENDORSEMENTS THEREIN SHALL NOT EXCEED, IN THE AGGREGATE, THE FACE AMOUNT OF SAID POLICY AND COSTS WHICH THE COMPANY IS OBLIGATED UNDER THE CONDITIONS AND STIPULATIONS THEREOF TO PAY. THIS ENDORSEMENT IS MADE A PART OF SAID POLICY AS OF THE DATE THEREOF AND IS SUBJECT TO THE SCHEDULES, CONDITIONS AND STIPULATIONS THEREIN, EXCEPT AS MODIFIED BY THE PROVISIONS HEREOF. NOTHING HEREIN CONTAINED SHALL BE CONSTRUED AS EXTENDING OR CHANGING THE EFFECTIVE DATE OF THE AFORESAID POLICY OR COMMITMENT, UNLESS OTHERWISE EXPRESSLY STATED. ***********ENDORSEMENT 335.6*********** THE INSURANCE AFFORDED BY THIS ENDORSEMENT IS ONLY EFFECTIVE IF THE LAND IS USED OR IS TO BE USED PRIMARILY FOR RESIDENTIAL PURPOSES. THE COMPANY INSURES THE INSURED AGAINST LOSS OR DAMAGE SUSTAINED BY REASON OF LACK OF PRIORITY OF THE LIEN OF THE INSURED MORTGAGE OVER: (A) ANY ENVIRONMENTAL PROTECTION LIEN WHICH, AT DATE OF POLICY, IS RECORDED IN THOSE RECORDS ESTABLISHED UNDER STATE STATUTES AT DATE OF POLICY FOR THE PURPOSE OF IMPARTING CONSTRUCTIVE NOTICE OF MATTERS RELATING TO REAL PROPERTY TO PURCHASERS FOR VALUE AND WITHOUT KNOWLEDGE, OR FILED IN THE Page 3 Form AL 4/95 Policy I LTFJ372189 Order No. QTF372189 SCHEDULE B-I RECORDS OF THE CLERK OF THE UNITED STATES DISTRICT COURT FOR THE DISTRICT IN WHICH THE LAND IS LOCATED, EXCEPT AS SET FORTH IN SCHEDULE B; OR (B) ANY ENVIRONMENTAL PROTECTION LIEN PROVIDED FOR BY ANY STATE STATUTE IN EFFECT AT DATE OF POLICY, EXCEPT ENVIRONMENTAL PROTECTION LIENS PROVIDED FOR THE BY THE FOLLOWING STATE STATUTES: NONE THIS ENDORSEMENT IS MADE A PART OF THE POLICY AND IS SUBJECT TO ALL OF THE TERMS AND PROVISIONS THEREOF AND OF ANY PRIOR ENDORSEMENTS THERETO. EXCEPT TO THE EXTENT EXPRESSLY STATED, IT NEITHER MODIFIES ANY OF THE TERMS AND PROVISIONS OF THE POLICY AND ANY PRIOR ENDORSEMENTS, NOR DOES IT EXTEND THE EFFECTIVE DATE OF THE POLICY AND ANY PRIOR ENDORSEMENTS, NOR DOES IT INCREASE THE FACE AMOUNT THEREOF. SCHEDULE B-II In addition to the matters set forth in Part I of this Schedule, the title to the estate or interest in the land described or referred to in Schedule A is subject to the following matters, if any be shown, but the Company insures that the lien or charge of the insured mortgage upon said estate or interest is prior to such matters. NONE Page 4 �LAT5 6A' D 1 OW B LAN hl"f SEG PAGC 20C P V % I W ITY MAP D ucH� F Y t c {P g O - i•oV'A AUD SUN -1. �y__ � I �JST I Tl1i>✓ 'oP� o �� � � S r�UC', E� T ❑ Ll � ,v !,T D I wci l.LAM � �Gx1EF�J5T j�KbR L-J 6KnUn(-�aG,�N�- � U mrowId _K U t �.aPKin�S RVE �] D ti� V M A El �� IO CPP , o f- �uaJ� ��a,��I uj v, p z:�--J� pGf\�J SYRL-fir JuRN 0 s N -Uo - ❑ + NOT DRAWN TO SCALE ffi (DI/A9 n ASPEN co r-/ 1286 Snowbunny Lane Duplex Written Response to Review Standards —Attachment 5 The proposed accessory dwelling unit is compatible with both the primary residence and the development within the neighborhood. The accessory dwelling unit is below grade. The only elements of it which are visible are an x "a-it� staircase and-a-s4le wiivell. Both of these are designed to match the primary residence. 2. The proposed accessory dwelling unit complies with all of the dimensional requirements. (See Attachment 2 — Dimensional Requirements Form) 3. N/A. The accessory dwelling unit is neither detached nor does it affect an existing historic building. PROJECT: LAND USE APPLICATION APPLICANT: Name: ll Location: 1a$b Sno,bunn (Indicate street address, to u� L-U YN �P_�- Lune � Ln & block number, IeQal description where Name: 1\ A 1 12� '�J\ (?,-` V '1 1 1 e } Address: Y1 OW IOU n VA ►\-e Phone #: REPRESENTATIVE: nvw�u )ropriate) ivis TYPE OF APPLICATION: (please check all that apply): � .?I ql� X Conditional Use Conceptual PUD Conceptual Historic Devt. Special Review EJ Final PUD (& PUD Amendment) Final Historic Development Design Review Appeal Conceptual SPA Minor Historic Devt. GMQS Allotment Final SPA (& SPA Amendment) Historic Demolition GMQS Exemption Subdivision Historic Designation ESA - 8040 Greenline, Stream Subdivision Exemption (includes Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane Lot Split Temporary Use Other: �j Lot Line Adjustment Text/Map Amendment EXISTING CONDITIONS: (description of existing s, uses, previous approvals, etc.) PROPOSAL: (descnption of proposed buildings, uses, mo(litications, etc.) Have you attached the following? FEES DUE: S S v o Pre -Application Conference Summary Attachment #1, Signed Fee Agreement ❑ Response to Attachment #2, Dimensional Requirements Form ❑ Response to Attachment #3, Minimum Submission Contents Response to Attachment #4, Specific Submission Contents ❑ Response to Attachment #5, Review Standards for Your Application SOUTH ELEVAT�DN � I I I I I I I I I i � I I LrJ 5, BLCCK a, show©uN�S`! 1-ut3D�v\5\otJ ELr--vAT oN5 la $6 SNcwpuNNY LANE — ADUt BY GRR\G MELV ;LL= DATED- a3 FEDRU►4R` Ig9g A�E�IEU�" LOT 5, i3LOGK a, SNowQUNNY 5y8t)%\w:t-'1 DATED 33 F97aRLAAKY I9g9 nd FLOOR LOT S, BLOCK a, SNowbu%w SIADWk ; , r L-�cR'LAN S IZ$6 SNOW QUNN`( LANE DATED: a3 F EZRUAR`( 1°19c1 -AST ELEVATION StNCWBuNN`( SuCiD%v,sxoN-'_EVAT1Oh15 la$6 SNGWCLaNNY LAN- '" A;Z�VV Cam. % A1v, ^1ELVILLc' DAT FFZRuAR'Y Ig9q 4 o r 4 pTC!'-�e'M •C�s rrw�arr n.aaa M E N b o W w O 'SQI�p/ Cb'F (5� Fo O rLS.pG O �GRL<EAfeVrTE�p F- ✓E�yE fo -ow 7-s7. E. La�� SEME P—R GE 43 ' 7- - —�L 4T Ws eZOC& ---- _ _ d 014 - UrNNY o /S/pN i I I � n I I o 0 I 0 I 0 vy CV y ; c � J? ti C e 44 t µ, 24 0 rn Io 0 W u I� 0 C ftf DR v£Wgf k, rc 0 < 1 C o� 0: Jo QI ND3'SG'20 .� C'PE�Q. '•l SAl0 Wg UNN Y TIX r /D' F FEL P/y fQJND• JTEZL PIAI NQ9 40 30 FT SCALE- I'-10' 501515 OF OEARII IC/�+ FOUND MONl1MENT5 A5 5H0 WN . SURVEYOR'S CE"FICATE. I JhMES F. RESM. HE�ZE®YCFMFYTHAT MAP kgEr5ENT5 A FIELD 5jnEY F'EKKAMED UNDER NI _fjj I FEbRUAKY 0 191g OF LOT 5, ! 2ON P15 JN'� DMr>ION GTYOF ASPEN, 91URY FRAME COLOKAbb. THE ONE: LOCATED ENTIRI LL WITHW N THE E5ajNDAKY LINES OFTHE ABCNE oE-bCRIDED PRof-F Y. THE LCrAT1ON AND DIMEf r S OF ALL bUILDINCfy, IW:RQyEV� EL ENT. RIGHTS OF WAY IN EVIDEI LC 6,,K4064`N 70 ME AN0ENCX0iQ-4PviE.NME5rORON7HF PREMI5E5 ARE 4CXLwATELY 5HD*-,,I. �Y.MIE`5 F KE;SC�,------- DATL•_______________ L.5.'IIL14 � 071TLE 6-AFANTCE COMPANY OKC" NO. Q50164 WA5 U5w INT+-IE rKEPArATION OF THM, 5UIWCy. SURVEI'�IC'g CEt'cT1FICATE I, lANle� F. itEgEK HC7ZEfBYCEKiIr f i� VAT OtJ 1999 I "ADC A V J4L In6PtCTK>`I OFTTaE 19, -A Aj- � . D ���' �D H� AtJ D Filth D NO ALrINE9URV1=Yg INC. 8'%--------------- G)°.TE` -- - - - JAt✓�� F. TES, - -- -- - - A"rwA -Qm . - L-_ Pt Office Bois TM 30;l=I 48BB owl DnfNd 2•26. (JH6 �Mlo, ,9.03•15 2 G 0I.21. 119 L rCK-rr Tft JF�AL50 .Ape 7/-// IMrRnVFMENT JURVEY Job No Mot94-4�' -2 'fPE NO LOT 5- FSI CYfC LOT S, �LacK a, SNOWP,UiNN`l 5UC3DNt51DN VLOORPLAN.S, (aS6 -)NoWGLANNY LAND ADu ?)Y. (-KN\,;r, MEL\ALLC' Ll u� SCALE: 1/4 UPDA'T'EU: 16 MNRC-N k:t<l-A LOT 5, e;LOCK a, SNO"VNNY 5V5V ►S\OW (a�;6 owD+AWNJ LANE --- AD SNOVIBUNNY S1TEFpLAN M- rRA\CG N1rLvI�t-L� LANs SGALC: 1" = 10` DA-MV: 4 MA RC kk 1999 r V� b�(X,K �, sNa�,,�euNN� SUBG�v�s�aN D ooR; CLEVA-V\ot1,\S COY: ckA\�, J-IELNJ\t.�,E . EAS_j p LCVAT1LN J s1� 40 0